Roads to Enrichments
By Bari Auerbach

Road could lead to new modern Publix

At a December 8 workshop held at Government Center, the City Commission discussed redevelopment along the west side of Collins Avenue, focusing on the Sunny Isles Beach Publix Supermarket, Texaco gas station and Thunderbird west sites.
Mayor Norman Edelcup noted, “We’re trying to create an alternative corridor for traffic flow in the city west of Collins Avenue…A couple of weeks ago we had a major fire on Collins and it created havoc…It’s really a public safety issue… We’re not trying to create a major traffic artery on the west side west of Collins - but what we do need to have is the ability to be able to use an [alternative] avenue whenever a natural catastrophe or emergency blocks Collins.

“There are two sections of North Bay Road [currently] ‘un-connected.’ We have North Bay Road in the Golden Shores area that ends at the Thunderbird west/Publix properties - and then we have North Bay Road again starting just south of Publix and ending at the canal on 174th Street…So there are two segments that prevent us from having an emergency exit.

“At this [workshop] meeting, we’re dealing with sites owned by private individuals…To induce them to give us what we need, which is a right-of-way for a road to be able to connect North Bay Road, we’re [considering] an ordinance that would increase the height of a building in that area in exchange for the developer giving us the right-of-way.

“What’s proposed is a formula that says: ‘For every foot of width of a road, we’ll increase the height of the building by 1.5 feet…In order to make it palatable for [developers] to part with land, we’re trying to compensate them for the fact they can’t build on that piece that would be the road…so we’re saying, ‘You can take that and add it to the top of the building.’”

Explaining purposes for creating a “zoning overlay district,” assistant city manager Jorge Vera said, “This district could encourage property owners to dedicate land for the creation of public right-of-ways facilitating pedestrian and vehicular access; and it can protect the character of the area with special concern to encouraging new development subject to additional controls…[Developers could subsequently be eligible for] an increase in building height in the area where dedications are made.”

Vera added, “By [creating] this road, [the city] will be meeting one of the objectives we set out to achieve [in our Comprehensive Plan] connecting North Bay Road…and whenever we have a school - children won’t have to go all the way out to Collins Avenue…they can use the back roads to get to the school…It will be much safer to have the children walking on a quiet road to the [future] school site.”

During the Dec. 8 workshop, attorney Cliff Schulman and the Stiles Corporation presented concepts for construction of a new Publix Supermarket to replace the existing one built over 30 years ago.

“Stiles is looking for opportunities to move a Publix renovation [in Sunny Isles Beach] up on the priority list,” Schulman said. “If we can create value on the property, it can be redeveloped…We can create a publicly accessible roadway and alternative traffic solution; build a new Publix; and perhaps an apartment building…The proposed ordinance gives an incentive to a developer and could help the city get a new Publix as well as a publicly accessible road giving you the linkage you so direly need.”

According to the Stiles Corporation, the new Publix planned for Sunny Isles Beach would be similar to the most modern new “urban concept” supermarkets constructed on South Beach and in Fort Lauderdale.

Addressing concerns about closing the old Publix while the new one is being built, the Stiles Corporation noted plans would call for “fast-tracking” the project and completing construction as quickly as possible.

“With the city’s assistance in permit processing, we believe [the new Publix could be built] within 12 to 14 months,” Schulman said.

The concept of the city providing additional transportation services to help bring residents to other neighboring Publix locations [while construction is ongoing] was also discussed.

Variance drives ‘million dollar donation’ to school

Sunny Isles Beach is “on the road to more riches!” Developers of the Da Vinci condominium slated for the east side of Collins Avenue recently demonstrated the “art of giving back” by donating one million dollars earmarked for a Sunny Isles Beach school planned for students in kindergarten through eighth grade.

The “million dollar donation” was proffered during the Dec. 8 City Commission meeting while a variance request for tandem parking at Da Vinci was being considered.

On behalf of Da Vinci developer, Mully SB, L.L.C., attorney Cliff Schulman said, ““In addition to the $4.8 million [the developer] is already paying to the city for bonuses as well as transfer of development rights (TDR’s) an additional $1 million would be paid at the time of building permit - which would total $5.8 million.”

In regards to Da Vinci’s TDR request, at the Dec. 8 meeting, the Commission granted a resolution accepting payment in the amount of $3,959,713.32 by the applicant for TDR’s in the amount of 42,368 square feet of floor area and two units.

The Commission also granted Da Vinci’s request to allow 100 percent tandem parking, in which two cars can fit in one spot, based on conditions including mandatory valet parking and an emergency generator.

Presenting issues regarding “hardship” that could entitle granting of the tandem parking variance request, Schulman alluded to the narrow 100-foot width of the Da Vinci property as well as safety issues regarding accessibility of emergency vehicles to the sides of the property. The variance request for tandem parking was necessitated due to an ordinance previously passed by the Commission lowering the maximum allowable tandem parking from 100 percent to 20 percent of a building's parking spots.

During the meeting, Kobi Karp, architect for the Da Vinci 27-story condominium soon to rise at 17141 Collins Avenue, explained the developer was also willing to “enhance” beach access and rescind a previous variance request to waive the city’s requirement for a public beach access point.

Karp noted, “The [Da Vinci] property is located between two beach accesses [belonging to] Ocean Four on the south side and Jade Beach II on the north side…So [Da Vinci] is ‘sandwiched’ in-between…We [plan to] make the beach accesses on the Ocean Four and Jade sides even better…In addition to beach access [points] that meet code, we’ll also dedicate an easement on both sides of the property that will add to Ocean Four and Jade -creating even wider access on either side of the [Da Vinci] to enhance our own property as well.”

‘Thanks a million’

“We’re glad you heard what the Commission asked for,” said Commissioner Lewis Thaler, addressing Da Vinci developers. “I’m sure the school children will appreciate the million dollars you’re giving to the city for the [future] school.”

Resident Gloria Taft noted, “The architect [Kobi Karp] has come a long way accommodating us completely and addressing the beach access issue. I like the idea we’ll have it on both sides of the building - wider than initially planned… [The Da Vinci] looks like a beautiful building and I believe tandem parking won’t have any [adverse] impact on the city…In addition, [the developers’] generous offer of $1 million to the school is very kind.”

Bob Welsh, chair of the city’s School/Education Committee added, “You know you’re a city when developers start saying, ‘Let’s be real partners.’ This is ‘the sweetest deal’ we’ve had yet.”

Mayor Norman Edelcup summed up the sentiments of fellow Commission members, stating, “It’s great to preside over a Commission that is able to bring harmony amongst the development community and the residents and have everyone in agreement. We appreciate the million dollar offer we’ll earmark to be used specifically for the school…

“This was a great example of how to use TDR’s (transfer of development rights). We’ve eliminated 23 apartments from ever being built and the 40 odd cars that would have been involved with those units [plus] we’re creating a building with more luxurious apartments because they’re larger in size….we’ll also get the benefit of that in our tax base…This is a wonderful opportunity for all of us to work together and achieve a common goal which is to make our city even more beautiful.”

Vice Mayor Ros Brezin also acknowledged Da Vinci’s “generous million dollar donation” to the city’s future school and upon her request, the developer demonstrated yet another act of benevolence for the beach access area: Inclusion of a shower, foot bath and drinking fountain.

‘High road to safety’

In light of very active hurricane seasons as well as a recent fire on Collins Avenue that created traffic gridlock, the Sunny Isles Beach City Commission has made it a priority to consider alternative traffic routes to address public safety issues.

At the Dec. 8 Commission meeting, the concept of creating a proposed bridge connecting North Bay Road between Winston Towers 100 on 174th Street and the Porto Bellagio condominium across the canal to the south was discussed. The Commission emphasized the proposed bridge would be utilized for foot traffic and emergency vehicles only.

Stressing public safety as a primary need for the proposed bridge, Mayor Norman Edelcup referenced the recent fire at the Club 1 motel and resort condominium at 172nd Street and Collins Avenue. The two-alarm fire stopped traffic along Collins Avenue for hours.

“Eight years ago when we [drafted] our original Comprehensive Plan, there was a provision providing that at some point in the future, the city would move forward with a pedestrian bridge providing access for emergency vehicles,” Edelcup said. “A study was made about a year ago and we thought this was an appropriate time to bring it up given that a fire gridlocked Collins the day before Thanksgiving.

“We need to have an emergency evacuation point if something happens on Collins and the ability to move people throughout the city…Additionally, we need to consider this [proposed bridge] because we recently built Town Center Park. People who live to the north of that park could [walk] across that foot bridge through what could be an extension of the park at the west end without having to go all the way up to Collins and walk on a heavily trafficked street.

“Within two years, we’re also going to be building a school at 182nd Street and North Bay Road…It wouldn’t be appropriate for children to have to walk on Collins when there can be a foot bridge to bring them across to the other side.”

Edelcup reiterated, “The bridge would only be for pedestrian traffic and would solely be opened for emergency vehicles…A gate key would be kept by police and fire departments…Only they would have ability to open that road if they deem there is an emergency situation in the city.”

Speaking on behalf of the Sunny Isles Beach Citizens’ Coalition, Henry Kaye expressed concerns the bridge might someday be opened to non-emergency vehicles and create undesirable traffic conditions.

In response, Edelcup said, “This Commission will do everything in its power to ensure that road will only be used for emergency vehicles…It is [intended] for the health, welfare and safety of the community…Sometimes you have to do the ‘unpopular thing’ to protect lives…The community must [also] trust future Commissions to use the [bridge] judiciously…We don’t have the right to ’take it away’ if it could save somebody’s life “

‘Paving the way for more parks’

Always “keeping their eyes on the road” when it comes to devising innovative ways of alleviating traffic congestion and creating more open green space, the City Commission recently passed an ordinance on first reading amending the TDR {transfer of development rights) ordinance.

Mayor Norman Edelcup explained, “The city was able to create the Town Center Park by designating the land on which the park is built as a ‘sender site’ under our TDR ordinance…Therefore, I’m proposing an amendment to our TDR ordinance in order for us to be able to perhaps acquire more land for parks.

“The ordinance will provide incentives to owners with properties abutting Collins Avenue to convert these properties to parks…Simply put, properties abutting Collins will be eligible for the public land enhancement bonus which is provided to properties within the Town Center district. The proposed amendment [would also let] the city provide property owners a maximum density of 80 units per acre; and a maximum floor area ratio of 3.75 if the property is offered to the city for park purposes.

“We’re basically encouraging property owners [to recognize] the best utilization for that land is to donate it to the city for parks and [in return] receive the TDR provisions included in this proposed ordinance.”

Commissioner Lewis Thaler noted, “The more open space we have in the city the better.”
Subsequently, the Commission unanimously voted in favor of the ordinance. The second reading will be Jan. 19, 2006 during the next regular Commission meeting at Government Center.

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